in St. Francis, WI • 2026 Buying Guide
Best Month
January
$177K
Avoid
June
$215K
Potential Savings
$37K
17.4% difference
Market Type
Balanced
4.1 mo. supply
Present investment properties with numbers: current rent roll, expense history, cap rate, and potential upside. Investors care about cash flow and appreciation potential, not emotional appeal.
Median Sale Price
$236K
-1.7% YoY
Days on Market
40
median days
Inventory
37
active listings
Sale-to-List Ratio
98.5%
room to negotiate
Jan
$177K
BestFeb
$196K
Mar
$211K
Apr
$200K
May
$207K
Jun
$215K
PeakJul
$210K
Aug
$199K
Sep
$197K
Oct
$202K
Nov
$191K
Dec
$198K
Based on historical sales data in St. Francis
Investment property timing is about numbers, not emotions. Off-season purchases (fall/winter) often yield better cap rates because you're competing against fewer primary residence buyers. However, also consider tenant move-in timing - summer moves are easier for families.
Pro Tip: With St. Francis's median price at $236K, a 20% down payment would be approximately $47K. Get pre-approved early to know exactly what you can afford.
Based on our analysis of St. Francis's housing market, January is typically the best time to buy a investment property. During this month, prices average around $177K, which is 17.4% lower than peak prices in June. Investment property timing is about numbers, not emotions. Off-season purchases (fall/winter) often yield better cap rates because you're competing against fewer primary residence buyers. However, also consider tenant move-in timing - summer moves are easier for families.
The current median home price in St. Francis is $236K. Investment Property prices vary based on location, size, and condition. Year-over-year, prices have changed -1.7%. Investment property returns come from both cash flow and appreciation. In high-growth markets, prioritize appreciation; in stable markets, focus on cash flow. The best investments often offer both.
St. Francis has a balanced market. This means you have reasonable options without extreme competition. Take time to find the right investment property but be prepared to move when you find it.
Key considerations for buying a investment property in St. Francis include: Calculate cap rate, cash-on-cash return, and cash flow; Factor in realistic vacancy rates (typically 5-8%); Budget for property management (10% of rent) even if self-managing. Also watch for red flags like Seller won't provide actual expense records and Deferred maintenance that will need immediate attention.
Homes in St. Francis currently spend an average of 40 days on market. This is typical for a balanced market with reasonable time to make decisions.
Investment properties require 15-25% down typically Interest rates are 0.5-1% higher than primary residence With St. Francis's median price of $236K, you'll want to get pre-approved early to understand your budget.
Looking for the best time to buy a investment property in St. Francis? Our analysis shows that January typically offers the best prices, with homes averaging around $177K. Buying during this time could save you up to $37K compared to peak months like June.
With a median price of $236K and homes spending an average of 40 days on market, St. Francis is currently a balanced market. There's currently 4.1 months of inventory available.
Investment property returns come from both cash flow and appreciation. In high-growth markets, prioritize appreciation; in stable markets, focus on cash flow. The best investments often offer both.
Working with a local real estate agent who knows St. Francis can help you understand neighborhood dynamics, identify the best opportunities, and negotiate effectively in this market.
Connect with local agents who specialize in investment properties.